Triplex with Metal
For Sale
$260,000
32 Main St., Potsdam, NY 13676
MULTIFAMILY, Potsdam, NY
Property Size3,115 SF
Price / SF$83.47
Days on Market731
Property Features for 32 Main St.
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
7
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 4, Bedroom 1, Bedroom 7, Bedroom 4, Bathroom 1, Bedroom 5, Bathroom 3, Bedroom 2, Bedroom 6, Bathroom 2
Parking features
Driveway
Patio and Porch features
Porch
Exterior features
Covered porch, Outdoor lights
Directions
32 Main St.
Subdivision
ST LAWRENCE
Standard status
Active
APN
64.059-11-16
Size
3,115 SF
Taxes and HOA fees
Tax Annual Amount
7486
Utilities
Utilities
Cable Available
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
3
Roof type
Metal
Listing Agency:
Nikki Coates & Associates LLC
Listed By:
Nikki Coates · License #10491202119
(315) 265-4303
Added: Sep 12, 2024
Changed: Sep 8
Last Checked: Sep 12 at 12:06AM
MLS# 50402
Copyright © 2026 St. Lawrence Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,115-square-foot triplex in Potsdam includes covered porches, a metal roof, driveway parking, and outdoor lighting. The building dates to 1900, with county records reflecting an effective year built of 1950. Major renovations and updates have been completed since 2013, including work to the porches, bathrooms, and upper-level living area.
The property is positioned within walking distance of SUNY and Clarkson, according to the property information. Cable is available, and the building is served by public water. It is fully rented for the 2026/27 academic year, providing an established occupancy profile for the upcoming academic period.
The property is positioned within walking distance of SUNY and Clarkson, according to the property information. Cable is available, and the building is served by public water. It is fully rented for the 2026/27 academic year, providing an established occupancy profile for the upcoming academic period.
Key Highlights
- 3,115‑square‑foot triplex in Potsdam
- Major renovations and updates completed since 2013
- Metal roof and covered porches
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$15,917
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.12%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$318,340
$318.3K
Cap Rate 7%
$227,386
$227.4K
Cap Rate 9%
$176,856
$176.9K
Market Conditions
NOI Build-Up for 3,115 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$28.8K $9.24/SF
− Vacancy
−$6.0K −$1.94/SF
EGI
$22.7K $7.30/SF
− OpEx
−$6.8K −$2.19/SF
NOI
$15.9K $5.11/SF
Area
St. Lawrence County, NY
Vacancy
21.00%
Lease Rate
$9.24 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$318,340
Cap Rate 7%
$227,386
Cap Rate 9%
$176,856
Alternative Uses
Best Use
Multifamily LT 5
$227.4K
$199.0K – $265.3K
NOI $15,917 @ 7.0% cap · market cap 6.12%
Second Best
Apartment 5plus
$208.2K
$182.2K – $242.9K
NOI $14,574 @ 7.0% cap · market cap 5.61%
Theoretical Best
Office A
$772.8K
$676.2K – $901.6K
NOI $54,096 @ 7.0% cap · market cap 20.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
838
Businesses Nearby
Explore this area
Business Placement
Demographics for 13676, NY
13,211
Population
5,955
Households
2.2
Avg Household Size
32
Median Age
40%
College-Educated
94%
High-School Grad
159.7 sq mi
ZIP Area
83
Density / Sq Mi
$56,900
Median Household Income
$28,147
Median Earnings
$868
Median Rent
$148,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Updated multi-unit property with covered porches, public water, and driveway parking.
Where is this triplex located?
The property is located at 32 Main St. Potsdam, NY.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 3,115‑square‑foot triplex in Potsdam; Major renovations and updates completed since 2013; Metal roof and covered porches
